System and protocol for residential environmental assessment

ABSTRACT

A system and protocol for the environmental assessment of residential properties and the like. The system includes a standard tool kit and standard equipment to be used by the inspector in inspecting and sampling suspected contaminants in the property. The inspector follows a precise protocol (step-by-step procedure) and also uses especially designed forms to record the inspection, the location of the suspected areas of contaminants, the type and number of samples of suspected contaminants taken, the readings taken of contaminant levels and the time at which the sampling and readings were taken. In addition, a specific checklist and reporting form is used to record the results of the inspection of the exterior of the building for the presence of suspected contaminants.

BACKGROUND OF THE INVENTION

Indoor contaminants in residential properties can be a significantenvironmental health problem. Various health affects have been linkedwith occupant exposure to various toxic and hazardous substances knownto cause cancer in humans. Cancer is probably the most dreaded diseaseaffecting humans, especially pregnant women and children exposed toindoor environmental health contaminants. One of four Americans,approximately two million people per year, eventually will developcancer if trends continue. Based upon extensive studies, 80% to 90% ofall cancers are caused by environmental factors, in the home or at thework place. By definition, carcinogens cause malignant tumors. Anincrease in malignant tumors is a sign of carcinogenicity. Cancer is afamily of more than 100 different types of diseases, all characterizedby uncontrolled growth and spread of abnormal cells (malignancy).Regulatory agencies simplify the matter by classifying all chemicalsproducing abnormal growth whether benign or malignant, as carcinogens.

A few known human carcinogens, such as asbestos, lead and vinyl chlorideare regulated under Occupational Safety and Health Administration(OSHA). OSHA lists 25 carcinogenic substances. The National ToxicologyProgram's (NTP) Fifth Annual Report on Carcinogens lists 22 known and140 suspected carcinogens. The higher the dose of a chemical carcinogen,the greater the number of people who will develop cancer associated withexposure to the chemical. However, indoor cancer pollutants can beeliminated or abated by performing an environmental assessment forresidential properties and if the results of inspecting, testing, andassessment show signs that emissions from hazardous substances exceedestablished threshold levels, remediation (cleanup) should follow.

Up until now, there was no standard, specification or protocol forconducting an environmental assessment for residential properties.However, the U.S. EPA has developed guidelines for environmentalassessments for commercial and industrial properties. Such environmentalassessments are known as Phase I and Phase II. Phases I and II weredeveloped primarily to protect human health and the environment as wellas to satisfy the "disclosure" and "due diligence" criteria forcommercial and industrial real estate transactions.

Due diligence is the exercise of "good commercial or customary practice"and is the only significant defense against liability (property damageand personal liability) for past environmental hazards for parties toreal estate transactions. Federal, state and local environmental lawshave been promulgated for "commercial and industrial" properties whichrequire an Environmental Assessment of the property, Phase I and PhaseII, in order to satisfy the "due diligence" criteria.

A Phase I Environmental Assessment includes a visual site inspection ofthe property in order to make the client aware of reasonable suspicionsof environmental conditions that may have an adverse environmentalimpact on the property and its occupants. Phase I does not includesampling and collecting hazardous substances or laboratory testing. Ifthe client desires, a Phase II follows which generally includessampling, collecting, laboratory testing/analysis, assessment andresponse action (remediation) recommendations(s). A Phase III includesthe scope of work, design, plan and specification for remediation anddictates the contractual terms and conditions required for the cleanupwork.

The performing of a Phase I and II Environmental Assessment forresidential properties using the U.S. EPA guidelines established forcommercial and industrial properties is cost prohibitive, especiallysince Phase I alone (without sampling, collecting and testing) wouldhave little value for a residential property, and Phase II wouldnecessarily follow. There is, therefore, a critical need to develop anaffordable Environmental Assessment for residential properties and atthe same time, satisfy the most important "due diligence" criteria.

As a result, this invention of a cost effective, comprehensiveenvironmental system and protocol, termed the Phase Zero EnvironmentalAssessment, has been designed.

The Phase Zero Environmental Assessment is a low cost comprehensiveinspection, detection, sampling, testing, and assessment standard forresidential properties that follows the guideline established by theU.S. EPA for Phase I and Phase II for commercial and industrialproperties including satisfying the "disclosure" and "due diligence"criteria.

The Phase Zero system and protocol addresses presently known relevantindoor toxic and hazardous cancer causing substances such as asbestos,radon, lead in water, particulates, volatile organic compounds,formaldehyde and lead based paint. Testing for other contaminants ifany, are optional and available to the property owner at additionalcost.

Upon the completion of Phase Zero Environmental Assessment a"Certificate of Environmental Compliance" is issued to the propertyowner showing the property met the environmental emission standardsestablished by the U.S. EPA or other government environmental agencies.In the event the inspection and assessment show one or more hazardoussubstances to be above the acceptable standards, a response action(cleanup) is recommended to remedy the hazard, and if requested, severalindependent third party qualified cleanup contractors are referred. Theenvironmental inspectors are also available to perform final clearance(sampling, air monitoring and testing) and recertification forenvironmental compliance once the hazard(s) have been abated by thecontractor.

The Phase Zero system and protocol may be used for all residentialproperties, single and multi-unit family homes, apartments,condominiums, cooperatives, retail shops, strip shopping stores, etc.

There is a great potential for major public health benefits to berealized by widespread consumer use of the Phase Zero EnvironmentalAssessment system and protocol for residential properties. If the PhaseZero Environmental Assessment shows that one or more hazardoussubstances measure above established recommended emission standards, aresponse action for property remediation would necessarily follow whichwould eliminate or reduce the indoor toxic and/or cancer causingsubstances at an affordable cost, without any increased risk toconsumers.

Consequently, the improvement in public health results to be realized byroutine, widespread use of the Phase Zero system and protocol will beimmediate and measured in the avoidance of thousands of deaths andhundreds of thousands of persons hospitalized annually.

Also, utilization of the Phase Zero Environmental Assessment would meetthe "innocent land owner defense" criteria since inspection, detection,sampling, testing and assessment of the real property conducted byenvironmental professionals, to determine or discover the obviousness ofthe presence or likely presence of a release of toxic or hazardoussubstances on the property and a review of other sources of informationconcerning previous ownership and use would satisfy the "disclosure" and"due diligence" criteria as a defense against liability for remediation(cleanup) costs for past environmental health hazards for parties tocurrent real estate transactions.

The utilization of the Phase Zero Protocol would, therefore, protect allparties in the real estate transaction including the real estate broker,the seller and the lending institute (mortgage) against:

STATUTORY LIABILITY: Breach of any statutory duty to disclose materialfacts regarding the condition of the property.

NEGLIGENCE: Negligently failing to disclose material facts regardingcondition of the property and intentionally not representing thecondition of the property.

MISREPRESENTATION/FRAUD: Intentionally failing to disclose materialfacts regarding condition of the property and intentionallymisrepresenting the conditions of the property.

The Phase Zero system and protocol is designed to benefit the consumersand buyer of residential properties from indoor environmental healthhazards and to protect all the parties in the real estate transactionagainst potential liability arising from misrepresentation, fraud,negligence or non-disclosure of the environmental condition of theproperty. At the present time, there are no known systems for assessingenvironmental contaminants in residential properties that haveestablished standards, guidelines or protocols, except for the system ofthis invention.

OBJECTS OF THE INVENTION

It is the general object of this invention to provide a system andprotocol for environmental assessment which overcomes the shortcomingsof piece-meal techniques, without any established standards, forresidential properties, in present use.

It is another object of this invention to provide a system and protocolfor environmental assessment which costs less than existing systems andprotocols.

It is yet another object of this invention to provide a system andprotocol for environmental assessment which protects the parties in realestate transactions against allegations of statutory liability.

It is still yet another object of this invention to provide a system andprotocol for environmental assessment which protects the parties in realestate transactions against accusations of negligence.

It is an additional object of this invention to provide a system andprotocol for environmental assessment which protects the parties in realestate transactions against accusations of misrepresentation or fraud.

It is yet an additional object of this invention to provide a system andprotocol for environmental assessment which protects the buyers of realestate property from unanticipated costs in the removal of environmentalhazards.

It is still yet an additional object of this invention to provide asystem and protocol for environmental assessment which uses standardizedequipment, materials, and forms, in conducting the assessment.

It is an added object of this invention to provide a system and protocolfor environmental assessment which protects the occupants of residentialproperties from environmental health hazards.

It is yet an added object of this invention to provide a system andprotocol for environmental assessment which follows the guidelinesestablished by the United States Environmental Protection Agency forcommercial and industrial properties.

SUMMARY OF THE INVENTION

These and other objects of this invention are achieved by providing tothe person making the environmental assessment a standardized test kitof preselected materials, a standardized set of forms for recording theresults of the inspection and assessment, and a methodology or protocolfor carrying out the assessment.

The assessment comprises an initial survey of the inside of the buildingto determine potential sources of hazardous materials. The most commontype of hazardous materials are included in the survey. During thisinitial inspection, the potential sources of hazardous materials aretagged using tapes or ribbons. These are color coded to identify thecategory or type of hazardous materials.

At least one sample of several types of the potentially hazardousmaterials, such as asbestos, particulates, lead in water, radon andvolatile organic compounds, is collected and placed in respectivecontainers which are included in the test kit, for later evaluation by atesting laboratory. Levels of other types of contaminates, such asformaldehyde, and lead in paint can be read directly on site usingmetering devices. After the inspection, sampling, testing anddocumentation of the inside of the structure is completed, a similarsurvey is made of the exterior and neighboring areas of the structure.

After the interior and exterior inspection is completed, the laboratoryresults are reviewed and analyzed, and the report is sent to theinterested party, either certifying that the property meets the requiredhazardous material limits or describing the areas in which these limitsare not met.

DESCRIPTION OF THE DRAWING

Other objects and many of the intended advantages of this invention willbe readily appreciated as the same becomes better understood byreference to the following description when considered in connectionwith the accompanying drawing wherein:

FIG. 1 is a photograph showing the contents of the test kit;

FIGS. 2A and 2B are a flow chart diagram which illustrates the stepstaken by the inspector who is performing the environmental assessment;

FIGS. 3A and 3B show the inspection checklist used by the inspector inperforming the environmental assessment of the inside of the building;

FIG. 3C shows the environmental assessment property description; and

FIGS. 3D shows the inspection checklist for the exterior of thebuilding.

FIG. 4A shows a listing of the various types of suspected contaminantswhich are assessed, the number of samples required and the test method.

FIG. 4B(1-2) shows a listing of the toxic and hazardous material withtheir sources, their sampling and testing method, their probablelocation and the remediation methods.

FIG. 4C shows a listing of the items in the tool kit provided to theinspector and where they are used.

FIG. 4D shows a listing of equipment made available to the inspector forthe environmental assessment.

DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENTS

To achieve an affordable cost for the system and protocol forenvironmental assessment, and at the same time, support the requirementfor protecting human health and the environment, and satisfy thedisclosure and due diligence criteria for the real estate transaction,the following methodology and design parameters were utilized andimplemented in developing the system and protocol.

PARAMETERS (STANDARDS SET)

1. Commonality of tools, materials, supplies and documents (forms)coupled with the development of the "Phase Zero Screening/Test Kit" foruse in screening, (identifying) sampling, collecting and testing thevarious assumed and suspect hazardous materials.

2. Interrelationship of the tools, materials, supplies and documents(forms) used for the various toxic and hazardous substance identified,sampled, collected and tested.

3. The establishment of a precise sequence of events and time andmotion, investigation and detection of each and every room, hallway,space and homogenous area of the property and the subsequent tagging(Phase Zero Screening Ribbons) of all assumed or suspect Phase Zerohazardous materials. The screening ribbons are color-coded and allow theinspector to work through the property and visually detect the presenceof hazardous material, tag same and not interrupt the survey by stoppingto take or collect samples for delivery to the testing laboratory. Onlyafter the complete walk through and tagging process does the inspectorstart the sampling and collecting procedures. The inspector returns tothe color-coded ribbons, and records the material type/location, etc.,and samples and collects only the critical, most sensitive areas inaccordance to the number of tests prescribed by the Phase Zero Protocol.

4. Limiting the number of sampling and laboratory tests in the PhaseZero Protocol per suspect hazardous material detected, but maintainingthe integrity and quality assurance of the Environmental Assessment bylocating and color coding assumed and suspect hazardous materialthroughout the property as follows:

Each hazardous material being investigated with the exception of radonand lead in water, is identified and located throughout the property bythe inspector tagging each area location with the various color-codedscreening ribbons. After all the assumed and suspect hazardous materialsare screened and tagged with color-coded ribbons, the inspector visuallyreinvestigates only one hazardous material at a time. He then selectsthe most critical area or areas for sampling, collecting and testing(based upon the limits specified in the protocol) and records theinformation on the sample container and the sampling data sheet. Theinspector then records on his data sheet one or more tagged area samplelocations that were not selected for testing.

5. The Phase Zero affordable cost was also made possible by using onlyone regional or one national accredited independent testing laboratoryby all Phase Zero environmental inspectors regardless of where they arelocated. This results in a considerable dollar volume discount and othercost reductions due to standardization of forms for use by the testinglaboratory selected.

FIG. 4A gives a listing of the toxic and hazardous materials that aretested with the number of samples required and the types of tests made.

FIG. 4B is a reference guide for inspectors with regard to the sources,sampling methods, probable location and remediation (cleanup) of theseven major types of toxic and hazardous materials covered in thissystem.

A standardized test kit is used by the inspector in making theenvironmental assessment. FIG. 1 shows the items included in the testkit.

The environmental home inspector carries and transports to the propertysite, a kit or container holding all the necessary tools, materials,supplies and documents necessary for the screening, sampling andcollection of all Phase Zero assumed or suspect hazardous materials forlaboratory delivery and analysis to a designated accredited testinglaboratory. Due to inter-relationships of the Phase Zero hazardoussubstances investigated, there is a commonality of items used in thescreening, sampling and collection procedure. Therefore, similar tools,materials and supplies are color-coded for screening, quickidentification and efficiency in conducting the inspection, detection,sampling and collection. The color-coded legend covering the Phase ZeroProtocol follows:

ASBESTOS - Red

PARTICULATES - White

VOLATILE ORGANIC CHEMICALS - Yellow

FORMALDEHYDE - Green

LEAD BASED PAINT (Optional) - Blue

No color-codes are necessary for lead in water and radon.

Tools, materials and supplies for sampling and collecting asbestoscontaining building material and lead based paint (optional) are similaras well as other hazardous material investigated, including thecollecting and sampling of particulates and volatile organic compounds.

The Phase Zero test kit -also contains color-coded "screening ribbons"(tags) which are Used to Ioeate and identify all Phase Zero assumed orsuspect indoor hazardous materials located throughout the property asvisually identified by the environmental home inspector. These tags arecalled the "Phase Zero Screening Ribbons", which are attached to assumedor suspect hazardous surfaces by means of string(s), pin(s) or glue,depending on the type and shape of the attaching surface beinginvestigated. It should be noted that after the walk through and taggingcompletion, the inspector shall decide which tags represent the mostcritical areas to be sampled and collected since the Phase ZeroProtocol's pricing structure was established as an affordable designcriteria and the number of laboratory tests are limited. Additionallaboratory tests may be recommended by the inspector to revalidate anassessment which would represent an added cost to the property owner.

The Phase Zero Test Kit and the Phase Zero Screening Ribbons weredesigned to decrease the time of the inspection, increase the overallefficiency and reduce the cost to an affordable Environmental Assessmentfor residential property owners.

The test kit items and their usage are shown in FIG. 4C.

In addition to a standardized test kit, the inspector is given astandard list of equipment to conduct the assessment. The equipmentlisting and their usage is shown in FIG. 4D.

The specifications for the air monitoring equipment is given below.

EQUIPMENT SPECIFICATION(S) PARTICULATES HIGH VOLUME SAMPLER #A100 (MFG.BY ALLEGRO)

The high volume sampler is designed to offer a variable flow setting 3to 20 liters with a filter cassette in line. The sampler comes completewith a separate cassette stand, variable flow regulator and 5 feet ofPVC tubing. The regulator features a lock-in capability which preventspump vibrations or personnel tampering from readjusting the flowsetting. The A100D includes an hour meter and AHERA timing record.

    ______________________________________                                        SPECIFICATIONS                                                                ______________________________________                                        PUMPS -        Rotary, oil less, carbon vane 1/10th                                          H.P. includes in line filters and                                             muffler, feet handle and power cord                                           with switch.                                                   REGULATOR -    1/8" needle valve with lock-in flow                                           feature sampling range (3-20 LPM).                             STAND -        Adjustable aluminum tripod (1-5                                               feet).                                                         TUBING -       System includes 5 feet of clear                                               tubing ready to attach sample                                                 cassette.k                                                     SYSTEM WEIGHT -                                                                              9.5 pounds.                                                    MAXIMUM FLOW   20 LPM w/37 mm cassette.                                       RATE -                                                                        ______________________________________                                    

A standardized set of documents (inspection forms) are used by theinspector.

FIGS. 2A and 2B show, in flow diagram form, the step-by-step procedureused by the inspector for environmentally assessing a property. In FIGS.2A and 2B, and in the description below, the term ERGA refers to theEnvironmental Realty Guild Corporation of America, Inc., the assignee ofthis patent application and the operator of the system and protocol. TheEnvironmental Inspector enters the property to be environmentallyassessed utilizing Phase Zero system and protocol. The inspector carrieshis inspection manual, including standard specifications and procedures,documents and data forms, the Phase Zero Test Kit (including the PhaseZero screening ribbons) and any on-site testing equipment required forthe inspection (air pumps, Draeger Detection Tube, etc.)

The inspection proceeds step by step in the following sequence, afterthe inspector meets with the property owner.

STEP #1 The inspector performs a cursory survey of the entire interiorof the property and as a result immediately identifies the bestlocation(s) for the low and high volume air pumps and starts up thepumps to sample for Volatile Organic Compounds and Particulates.

STEP #2 The inspector locates the largest source of water consumed onthe property (away from the incoming water source), usually the kitchenfaucet and collects a sample of water.

STEP #3 The inspector immediately proceeds to the basement area orlowest livable level of the property and places the Radon Canister(E-PERM).

STEP #4 Starting from the basement, the inspector proceeds to survey theentire interior of the property by traversing from basement, crawl spaceroom to room, floor to floor, attic, etc., and proceeds to tag(color-coded) Phase Zero Screening Ribbons on assumed or suspect toxicand hazardous material covered in the Phase Zero Protocol, including thepreviously located rooms (areas), the air pumps are placed. Thescreening ribbons are placed by the inspector to locate and identifyVolatile Organic Compounds, Particulates, Formaldehyde, Asbestos andLead Based Paint, (optional).

STEP #5 After the inspector tags (color-coded screening ribbons) thearea location for all assumed and suspect hazardous materialinvestigated in Step 4, he returns to the area locations previouslyselected for air sampling (pumps) of the VOC's and Particulates. In theevent the inspector identifies by visual reinvestigation that anothertagged are is more critical than where the air pumps were initiallylocated, he disconnects the pumps, aborts the prior air sampling andrelocates the air pumps to the more critically designated area.

For Particulate air sampling, a high volume air sampler (pump) operatesfor about an hour at a flow rate from 15 to 17 liters per minute.

For VOC's a low volume air sampler (pump) operates for about thirtyminutes at a flow rate of 50 liters per minute.

The sampling, collecting and recording for VOC's and Particulates inaccordance to Appendix B and C.

Only one VOC and one Particulate sample is collected and recorded fortesting with ERGA's designated accredited laboratory and based upon thediscretion of the inspector at least one or more of each of the mostcritical areas tagged for sampling, but not collected, is recorded(located) on the sampling data sheet.

STEP #6 The inspector then visually identifies and selects the mostcritical area location tagged (color-coded screening ribbons) forFormaldehyde and manually operates the on-site DRAEGER detection tubeinstrument (disposable cassettes). He takes one reading and records theresults on the sampling data sheet. The inspector has the discretion totake one or more additional on-site readings if he suspects other taggedarea locations to be critical.

STEP #7 During the performance of Step #6 and/or #8, and as time allows,the inspector returns to the low and high volume air pumps set up tosample the VOC's and Particulates and disconnects the power source ofthe pumps at the end of the designated operational time allowed forsampling. The inspector removes (collects) the cassette(s) and or TenaxTubs and records the necessary information. Reference to Step #5. Thecassette(s) and/or Tenax Tubes are placed in the Phase ZeroScreening/Test Kit for future laboratory testing. Reference to Step #5.

STEP #8 The inspector then visually identifies and selects three to fiveof the most critical (friable) area locations tagged (color-codedscreening ribbons) for assumed or suspect asbestos containing buildingmaterials. All three to five of the most critical area locations taggedand selected are sampled, collected and recorded but only two of themost critical samples are delivered to ERGA's designated accreditedlaboratory for analysis. The remaining samples collected are stored forfuture testing as necessary.

STEP #9 (option) If a lead based paint Phase Zero (option) EnvironmentalAssessment is authorized by the property owner, one of two methods ofinspection, detection, sampling, collecting and testing is utilized.

Method #1 (Lead Based Paint Chemical Test Swab) The inspector visuallyidentifies and selects all critical (chipped, damaged, deteriorated)area locations, tags same (color-coded screening ribbons) for assumed orsuspect Lead Based Paint. Test swabs are then rubbed over each(prepared) exposed bare surface tagged. The inspector notes any colorchange which indicates Lead Based Paint. However, for negative results(no or little color change) the inspector shall collect two bulk samples(about 2 square inches of paint film) for verification testing andanalysis by ERGA's accredited laboratory.

Method #2 (XRF Spectrum Analyzer, Scitec Device) The sampling andtesting of Lead Based Paint by using a XRF Spectrum Analyzer ScitecDevice is presently cost prohibitive for residential properties.However, if any X-Ray Fluorescence test is requested by the propertyowner, and he is willing to bear the added cost, the inspector shallfollow HUD Lead Based Paint Interim Guide Lines for hazardousidentification and abatement in public and Indian housing.

STEP #10 The property (interior) environmental assessment is nowcomplete and the inspector gathers all his equipment, tools, materials,supplies, test samples and documents and places them in a secure area ofthe property or carries and stores them in his vehicle. Prior tostorage, the inspector reviews and completes all records and data forms.

STEP #11 The inspector next completes the property (exterior)environmental assessment by walking around and about the outside of theproperty (exterior) and conducts a visual inspection of all outsideassumed or suspect toxic and hazardous substances. He then fills out thePhase Zero Inspection Checklist developed by ERGA for property(exterior).

STEP #12 The inspector reviews and completes all documents and dataforms (both property interior and exterior). He then leaves theproperty, returns to his office and mails or delivers the collectedsamples to ERGA's designated accredited testing laboratory.

STEP #13 Within 48 hours to 72 hours after the inspection is completed,the inspector or his certified Radon Technician picks up the canister(s)placed in the property. He records the canister(s) number(s), the floorlevel, location and common name of the room in the space provided to theright of each canister. (Reference Step #3). The inspector then mails ordelivers the canister(s) to the designated ERGA testing laboratory foranalysis.

STEP #14 The designated accredited testing laboratory simultaneouslyreturns a copy of all test results to the inspector.

STEP #15 Based upon the lab test results, the inspector completes hisinspection report, including all ERGA data forms and the lab report andmails or delivers all of the documents to ERGA's representative.

STEP #16 ERGA's representative reviews the final inspection documentsreceived from the inspector and completes ERGA's Certificate ofEnvironmental Compliance Form. ERGA's representative mails or deliversthe "Certificate of Environmental Compliance" to the property owner oragent with other pertinent environmental documentation, such asrecommended remedial work (cleanup), referral of abatement contractorsor suggested additional testing.

FIGS. 3A and 3B show the phase zero inspection checklist for theinspector. In addition to listing the information concerning theproperty, the inspector, in filling out the checklist, is required togive information as to the location in which the sampling was taken, thesampling time, the sampling conditions, and other important informationregarding the inspection and sampling procedure. Included, in addition,is the information regarding the inspection of the exterior of thebuilding. As can be seen in the inspection checklist, the contaminantsassessed and sampled include asbestos, radon, particulates in air,volatile organic compounds, urea formaldehyde gas, lead-based paint, andmunicipal drinking water. Also included on the checklist is informationregarding the visual inspection of the interior of the building as wellas the visual inspection of the exterior of the building.

FIG. 3D shows the inspection checklist for the exterior of the property.The items that are specifically checked include the suspicion of radonon the property or a neighboring property, any waste sites on theproperty or a neighboring property, any visible storage tanks orunderground tanks with visible vents or fill pipes, soil or groundcontamination, and whether the neighboring property has gas stations,manufacturing plants, storage or delivery of oil or gas, or otherfacilities. Also included is information regarding the presence ofabove-ground storage tanks and septic tanks, as well as information onthe property that is being inspected.

A system and protocol for environmental assessment has been describedwhich uses standard tools, equipment and forms to provide a low-costassessment for residential and similar properties, including singularand multi-unit family homes, apartments, condominiums, cooperatives,retail shops, strip shopping stores, and the like. It protects all ofthe parties included in real estate transactions such as the broker, thelending agency, the buyer and the seller, and performs the assessment isin accordance with the United States Environmental Protection Agencyguidelines presently used for the environmental assessment of commercialand industrial properties. The standardized protocol, tools,documentation and equipment enables the environmental assessment to beperformed faster and at a much lower cost than the uncoordinated andpiecemeal environmental assessments presently being performed forresidential properties.

Without further elaboration, the foregoing will so fully illustrate myinvention that others may, by applying current or future knowledge,readily adapt the same for use under the various conditions of service.

I claim:
 1. A method for the environmental assessment of a staticstructure comprising the steps of:(a) assembling and providing a kit ofpredetermined tools, materials, and documentation, said documentationcomprising forms which define a protocol of step-by-step procedures fortesting the levels of respective ones of a plurality of predeterminedcontaminants, said materials comprising securable tapes and ribbonswhich are color coded to identify the respective predeterminedcontaminants; (b) providing selected, standard, commercially available,off-the-shelf, testing equipment; (c) inspecting interior locationswithin said structure for the predetermined contaminants; (d)determining if any of the predetermined contaminants is suspected to bewithin the structure and the suspected location thereof; (e) recordingsaid suspected contaminants and the locations thereof on said forms; (f)tagging each of said suspected locations with a selected one of saidsecurable tapes and ribbons to indicate the type of suspectedcontaminant to be thereat; (g) taking samples of a selected number ofsaid suspected contaminants from said suspected locations; (h) packagingeach of said samples; and (i) shipping said samples to a testinglaboratory.
 2. The method of claim 1 wherein said tools and materialscomprise a flashlight, a drop cloth, a core borer, a knife, an adhesive,a spray sealant, a spray container, a duct tape, paper towels, and asampling jar with labels and a marker pen.
 3. The method of claim 2wherein said forms comprise checklists for said environmentalassessment.
 4. The method of claim 1 wherein said step of taking samplescomprises sampling drinking water, asbestos, volatile organic compounds,particulates in air, radon gas, and formaldehyde (UFFI).
 5. The methodof claim 4 wherein said step of taking samples further includes samplingof lead-based paint.
 6. The method of claim 5 wherein the step of takingsamples further comprises removal of samples of lead-based paint using aknife provided in said kit, and placing said samples in a containerprovided in said kit.
 7. The method of claim 4 wherein said taking ofsamples further comprises determining the levels of lead in saidlead-based paint using an XRF Spectrum Analyzer.
 8. The method of claim4 wherein the step of taking samples of said drinking water furthercomprises collecting said drinking water in a sterile jar provided insaid kit.
 9. The method of claim 4 wherein said step of taking samplesfurther comprises sampling the levels of said formaldehyde using aDraeger Detection Tube.
 10. The method of claim 4 wherein said step oftaking samples further comprises removal of samples of asbestosmaterial, using said tools provided in said kit, and placing saidasbestos samples in a container provided in said kit.
 11. The method ofclaim 4 wherein said step of taking samples further comprises the stepof sampling the levels of volatile organic compounds using an airsampling pump and placing the samples collected into a containerprovided in said kit.
 12. The method of claim 4 wherein said step oftaking samples further comprises sampling of particulates in air usingan air pump to collect samples and placing said samples in a containerprovided in said kit.
 13. The method of claim 4 wherein said step oftaking samples of said radon gas comprises the step of collecting saidsamples in a charcoal canister and placing said canister in a containerprovided in said kit.
 14. The method of claim 4 wherein said step oftaking samples further includes sampling of lead-based paint.
 15. Themethod of claim 14 wherein the step of taking samples further comprisesremoving samples of lead-based paint using a knife provided in said kit,and placing said samples in a container provided in said kit.
 16. Themethod of claim 14 wherein said taking of samples further comprisesdetermining the levels of lead in said lead-based paint using an XRFSpectrum Analyzer.
 17. The method of claim 4 wherein the step of takingsamples of said drinking water further comprises collecting saiddrinking water in a sterile jar provided in said kit.
 18. The method ofclaim 4 wherein said step of taking samples further comprisesdetermining the levels of said formaldehyde using a Draeger DetectionTube.
 19. The method of claim 4 wherein said step of taking samplesfurther comprises removal of samples of asbestos material, using a knifeprovided in said kit, and placing said asbestos samples in a containerprovided in said kit.
 20. The method of claim 4 wherein said step oftaking samples further comprises the step of sampling the levelsvolatile organic compounds using an air sampling pump and placing thesamples collected into a container provided in said kit,
 21. The methodof claim 4 wherein said step of taking samples further comprisessampling of particulates in air using an air pump to collect samples andplacing said samples in a container provided in said kit.
 22. The methodof claim 4 wherein said step of taking samples of said radon gascomprises the step of collecting said samples in a charcoal canister andplacing said canister in a container provided in said kit.
 23. Themethod of claim 4 wherein said method further comprises the steps ofreceiving and evaluating the report of said testing laboratory.
 24. Themethod of claim 23 wherein said method further comprises the step ofgenerating a report on the results of said environmental assessment ofsaid property.
 25. The method of claim 4 wherein said method furthercomprises the steps of inspecting the exterior area of said structureand determining the presence and location of suspected contaminants insaid exterior area and the areas adjacent said exterior area.
 26. Asystem for the environmental inspection and assessment of the interiorand exterior of a building, including the surrounding area, by aninspector, said system comprising:(a) forms defining a protocol ofstep-by-step procedures for conducting said environmental inspection andfor the assessment of the levels of a plurality of predeterminedcontaminants by the inspector; (b) a preselected kit of tools, materialsand equipment comprising a measuring tape and a compass for determiningand recording the location of said contaminants, and a ladder, aflashlight, a drop cloth, sampling containers, a borer and a knife, acaulking gun and caulk, space sealing duct tape, paper towels, a vacuumcleaner, ink markers and labels, said kit of tools, materials andequipment being used in combination with said forms by the inspector forinspecting and assessing the plurality of the predetermined contaminantswithin the interior of the building in accordance with said protocol asdefined by said forms.
 27. The system of claim 26 wherein said formscomprise inspection checklists for recording the presence and locationof said contaminants.
 28. The system of claim 27 wherein said kit oftools, materials and equipment comprises securable tapes and ribbons formarking the locations within said building of suspected ones of saidcontaminants.